This
project work focuses on the challenges of managing public housing estate with Gwarinpa Housing
Estate as a case study. The objectives of the study are to examine the
management and maintenance strategies put in place by the management and as
well identified the causes and effect of physical obsolescence. Relevant
literatures were also reviewed to aid the study ranging from the concept of
management to its functions. Reviewed like Thorn Croft (1978). Lawal M.(2000).
Jide Babatunde (1996) etc. To prove to this point, the researcher also deemed it
fit to adopt questionnaires and field survey in gathering relevant data
required for the study. Data were also analyzed in tables using percentages.
The findings of this project work revealed that, the profound and exacerbating
managerial challenges in the estate is not just insufficient fund and changes
of management but that of bureaucracy and
to top it all, policy and governmental changes as the major challenges
that enfeeble the management of public Housing Estate. The strengthening of
managerial capacity, provision of adequate fund to carryout regular maintenance
without delay and redressing of political practices that undermine efficient
management will go a long way in proffering solution to the above identified
challenges.
CHAPTER ONE
1.0
BACKGROUND TO THE STUDY
Shelter is one of the
basic necessities of life. It has been tagged second most important need to man
after food, It plays an important role in man’s survival and continued
existence just like food .It is also considered to be a matter of public as
well as private concerned. Provision of adequate housing, affordable, high standard
and quality housing that meet the social, economic and political aspiration of
the citizenry remains the primary focus of all government all over the
world. This is because the fulfillment
of this desirable social objective is a key component of sustainable
development (Ibem and Amole, 2010) and a measure of the well-being of the
people, social ability and work efficient of any organization providing
such. According to Leong (2009), housing
is a factor impacting on the health, safety, socio-economic and political life
of the occupants. In a nutshell, it impacts all aspect of human endeavor. Thus,
the state of housing estate and it is environment is an indicator of the level
of development, condition and state of the citizenry.
Despite the pivotal role
of housing in the socio-economic development of a nation and the life of the
people, unfortunately, for over 52 years of independent, Nigeria is yet to
attain an efficient and effective public housing management. Majority of the public housing Estates in
Nigeria are in a deplorable condition and state of disrepair, due to long
period of neglected maintenance. According to Olatubara and Fatoye (2006), Public Housing Estates, when comparing
with the existing Private Housing Estates, are known to be lacking the basic management
and maintenance culture of the infrastructural facilities/services that are
meant to enhance the liveability of such Estate. A poor quality living
accommodation according to Brennan (2000), will impact negatively on the
physical and mental health of the residents of the Housing Estate. Management
and maintenance are primarily undertaken in order to keep or restore every part
of the buildings, its contents and its environment in an acceptable condition.
This includes but not limited to the carrying out of repairs of works and the
replacement/maintenance of facilities in buildings and its environment that are
in deplorable condition.
The challenges bedevilling
public sector housing Estates vary with different context and analytical perceptions.
The problems of chronic financial crisis, poor maintenance, lack of manpower
and strained relationship between public estates residents and the management
has been mentioned by (Davidson 1999) as recurring themes of public estate
management issues, While Okpala (1977), identified bureaucracy corruption.
This implies that, there
is need to look at the management of existing Public Housing Estates in order
to restore them back to habitable condition through regular management and
maintenance so that the intensity building management becomes higher with its
age especially in the face of climatic change and its negative and adverse
effects on the building itself, the facilities and the physical environment for
sustainable development.
This project work therefore,
examines the strategies adopted in the past 19 years for the management and
maintenance of stock of building facilities and the environment in Gwarinpa
Housing Estate with a view to identify the challenges confronting the effective
adoption of the strategies and suggest a good management practice suitable for
the Estate and public Sector Housing Estate in Nigeria in general.
1.2 STATEMENT OF RESEARCH PROBLEM
Achieving an optimum
returns and also to ensure that the public sector housing is always in good and
habitable condition to meet the satisfaction of the owner(s)/occupants is
nothing but a mere dream due to the following problems itemized below;.
I.
The estate lacks
adequate funding since it is tagged a government property.
II.
Lack of routine inspection
and unskilled management staff due to instability in management from the
Government.
III.
Changes in government
policy and power thereby making the managing agent face changes also.
IV.
Delay in carrying out
maintenance work on the estate due to bureaucracy corruption and questionable
character of staffs.
V.
Strained relationship
between public estates residents and the management. e.t.c.
1.3 RESEARCH QUESTIONS
The following are very
pertinent to the study.
I. What are the strategies adopted by the
Authority concerned for the management of the Housing Estate in the past?
ii. How
effective are these strategies?
1.4AIM AND OBJECTIVES
The aim of the study is to
examine the challenges of managing public sector Housing Estate in Nigeria with
Gwarinpa Housing Estate as the case study
To achieve the above aim
the following objectives will be pursued;
i. To identify and examine
the strategies adopted by the FHA in the overall management of the Housing
Estate.
ii. To examine the
challenges confronting the effective adoption of the strategies.
1.5 SIGNIFICANCE OF THE RESEARCH
The
significance of this project work is to critically examine the challenges of managing
public sector Housing Estate in Nigeria.
Building requires
maintenance in order to enhance their values and life span. After the
development of Housing Estate, the problem of management set in. with few years
of completion, other problems began if adequate and appropriate strategies are
not employed.
Furthermore,
people enjoy building houses without considering the management aspect of
development and as a result, there has been an increase in the deterioration of
building and hence less in value. Also as a result of maintenance negligence,
the Housing estate tends to lose its aesthetic nature.
This research
will enlightens both government and the general public on the need to engage
the services of professionals (Estate Surveyors and Valuers ) in the management
of public Housing Estate, so that the aim of developing such Estate will not be
defeated.
1.6 SCOPE OF THE STUDY
The study
addresses the management of Gwarinpa Housing Estate and it is restricted to
Residential properties developed by the Public Authority. This is because the
general management is done by the Federal Housing Authority and it also faced
more challenges than the privately owned properties.
The project
work covers the challenges facing the management and maintenance of the Housing
Estate and will be limited to, 3rd, 2th and 5th
avenue of the Estate due to its vast nature.
1.7 DEFINITION OF TERMS
i.
Management
ii.
Maintenance
iii.
Housing
iv.
Estate
v.
Housing Estate
vi.
Development
vii.
Public Estate
viii.
Public developer
ix.
Obsolescence
x.
Slum
xi.
Blight.
I.
MANAGEMENT: Allison (1967) defined
management as the selection of goals and the planning, procurement,
organization and control of the resources for their achievement.
II.
MAINTENANCE: Lawal M. (2010) defined maintenance as the whole range
of operation necessary to preserve a building with its finishes and fittings so
that it continues to provide the same facilities and services which it did at
its initial stage of development.
III.
HOUSING: Housing extends beyond the concept of shelter. In the word of
Abraham (1980) in his book “Housing in the Modern Market” it is not only shelter
but part of the fabric of the neighborhoods life and the whole social milieu. It
touches on many facts of industrialization, economic activities and
development.
IV.
PUBLIC ESTATE: Are land and building owned and directly managed by
public authorities and those rights of control which public authorities
exercise over the estate of the private owners.
V.
ESTATE: Udechukwu (2006) defined estate as “A legal entity denoting
the character and quality of right that an individual or individuals possessed
on a property.
VI.
HOUSING ESTATE: In the word of Essien G.A (2012) in his Lecture Note
“An Approach to Property Development II (Vol. 3)”. “Is an area of land on which
many houses are built either by private enterprise or by a public authority”.
VII.
DEVELOPMENT: Is the process of generating latent values in land or
creating benefits there from by incurring on it costs in the form of labour,
capital or management skill (Umeh, 1983).
VIII. PUBLIC DEVELOPER: Nathaniel (1979) cited that public developer deal directly with government involvement in the provision of housing, public properties (Estate) are therefore owned, controlled and managed by Federal, State, Local Government and other public bodies which are set up and functioned under state and their aims is usually based on political, social and economic ground.
IX.
OBSOLESCENCE: Obsolescence is refers to as the wear and tear of the
fabric of a building. It is a loss in the usefulness of a building and is a
deficiency in design layout and equipment (Lawal M. 2010).
X.
SLUM: Adetoro S.A and Mbazor D.N (2007) defined it as “An area of
advanced blight condition usually requiring cleaning or re-building as the most
effective corrective action. It can also be said to be a poor dirty crowded
area in an urban area.
XI.
BLIGHT: Babatunde J. (1996) described blight as “Premature
obsolescence and physical deterioration or other factors that has become
undesirable for or impossible for normal development. Blight ranged from simple
to complex.
1.9 STUDY AREA
GWARINPA
HOUSING ESTATE
Abuja the
Federal City of Nigeria is one of the development under taken by the
government. The territory is located just north of the confluence of the River
Niger and Benue. It is bordered by the state of Niger to the west and north,
Kaduna to the northeast, Nasarawa to the east and south, and Kogi to the
southwest. It lying between latitude
8.25 and 9.20 north of the equator and longitude 6.45 and 7.39 east of Green
which meridian, Abuja is geographically in the centre of the country. The FCT
has a landmass of approximately7, 315km2, of which the actual city occupies
275.3km2. It is situated
within the savannah region with moderate climatic conditions.
On December
12, 1991, a historical event took place; the seat of government was moved to
Abuja, replacing Lagos, which is still the country’s most populous city. At the
2006 census, the city of Abuja had a population of 776,298, making it one of
the top ten most populous cities in Nigeria. However, Abuja has witnessed a
huge influx of people in to the city which has led to the emergence of
satellite towns and smaller settlements to which the planned city is sprawling
towards; the unofficial metropolitan area of Abuja is well over three million.
According to demographic, the population of Abuja’s area as of 2012 is 2,245,000,
making it the fourth largest urban area in Nigeria.
GWARINPA HOUSING ESTATE is located within and
named after Gwarinpa district of Abuja. The Estate is located at the
north-eastern part of FCT and within the municipality area. It is bounded by
Wunmpa and Bunkuru district to the north, Dape and Kafe to the west, and
bounded by Karimu and Mbora district to south.
Gwarinpa is in
Phase III of development plan of Abuja. It became popular when the Gwarinpa
Housing Estate in the district said to be the largest Estate in West Africa was
built.
The Housing
Estate is the largest single estate in Nigeria and one of the largest in
Africa. The Estate was built by the administration of late General Sani Abacha
in 1994, Via the Federal Capital Development Authority (FCDA) of which the
overall development and management contract was handed over to the Federal
Housing Estate (FHA). And it is the largest of its kind in Africa. It provides
residence for both minority and majority.
Gwarinpa is
mainly a residential area though recently, some business especially service
oriented business like eateries and banks are springing up rapidly. Most of
this business is located on the three major roads which are 1st
Avenue, 2nd and 3rd Avenue.
Within
Gwarinpa Estate there are some small estates. These include Federal Ministry of
works and Housing Estate, War College Estate, Federal Housing Authority Estate
(FHA), Citect Villas, Abuja Modern City which is with a population of 1,800 and
a housing stock of 3,700. Also, Places near Gwarinpa are Kado, Kubwa, Jahi,
Utako, Durumi etc.
The real
properties are mainly residential and are managed and maintained by the Federal
Housing Authority (FHA) Estate Service Department which is sub-divided into
three units as follows: The Town planning unit, the Land Survey unit and Estate
Management Unit. The Maintenance of houses, roads, drains, collection of ground
rent, all falls within the Estate unit’s jurisdiction.
THE FEDERAL HOUSING AUTHORITY (FHA) was established under Decree No 40 of 1973 (Now Cap 136 of the Federal Republic of Nigeria, 1990). Initially as a public enterprise and given the mandate to prepare and submit proposal periodically to the government for National Housing Programme and to execute such programme as may be approved by government. First, FHA was partially commercialized in 1992 under a triplet performance agreement, which gave the authority operation, authority as a corporate / business concern not under the control of the government. Under the Subsisting National Housing Policy and (2006) FHA was again partially commercialized and given similar role as the 1991 era to develop estates on commercial basis, provides low-income houses and engages in the provision of site and services for all income groups in all the state of the Federation.
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